Real Estate Talk and Views

 WHO STEPS IN WHEN HELP IS NEEDED?

Who steps in when disaster strikes?   Besides the Local, State and Federal responders, our local Red Cross is always there.  Big events, little ones, if first responders are called out, our Disaster Assistance Team and vehicle are there to serve.  The DAT team takes care of the victims of fire and storm, flood and catastrophic events. They provide warmth, clothes, food and money for the immediate needs.  For the first responders it can be hot drinks or cool drinks to rehydrate, dry socks, gloves and energy snacks.  It is an amazing group.

Who steps up to help when it comes to donating funds?  This is another amazing part.  All year long the chapter puts on monthly Mission Tours.  An hour long intro to the inner workings and stories about the Red Cross Mission here in mid Michigan.You are invited to join me on one of these tours. They are free, a lunch is provided by a local donor sponsor and it takes ONE HOUR.  Call Me at 517 404 5714 to find out more. Or visit http://www.volunteermatch.org/search/org50439.jsp

Today I had a call from a client whose home is in a short sale situation wondering “should he make his mortgage payment if he is going to be a short sale?  In fact I have had this question come up more than once.

Look at it this way, a short sale, when it is completed is letting you off the hook big time.  The bank takes a “hair cut” and you get to have a debt settled for less than owed.  The term “settled” means that it is done.  Unless you have agreed to a note or some other agreement, you are done, d-o-n-e, DONE!  But, and this is a big but, if you do not keep your payments up while the short sale is getting to the finish line, your credit gets trashed.  Think about it, if you have two mortgages that is twice the hit, every single month you are late  or don’t pay makes a dent in the ole credit rating.  Makes sense doesn’t it?

So, there will be damage but what is worse, short sale short term repairable damage or a big “FORECLOSURE” on the credit record for the next 10 years?

Here is an idea.  Make your payments. 

Now, that being said, there are some other strategies that may be beneficial.

In my next blog I will talk about the process that needs to happen to get your shortsale on track. For more information about selling your home on a short sale contact me via email at   billpark@parkplaces.com .

Livingston County Real Estate in Livingston County Michigan sits in the greater South Eastern Michigan real estate market.  Figures are published monthly through Real CompII and it is interesting to look at some of the trends in the market place.

                                  SUPPLY IS DOWN-THAT IS GOOD.

For example, one of the markers of supply and demand to me is the number of properties listed in the market.  When this number goes up, the number of listings, supply is moving up. For November 2008 that number is  2519 properties for sale.

Last year, 2007 that same number was 3081 so you can see that supply was down, at that is down by 18.24%  That could be good for a seller because there is less competition. Several months of that same pattern would indicate that the market is moving away from a Buyer’s Market and towards a “Sellers” market.

                               DEMAND IS UP-THAT IS GOOD TOO!

What kind of properties sold? There were a total of 159 sales in November 2008 and that was up from November 2007 because that was 145 sales by 9.7% . That is good news too.

Now for the prices and what is going on there. Back in the number of properties sold last month, 67 were foreclosures but 92 were non foreclosures! Would you call that good news?  I think so.   For the pricing part of all of this, the median sales price on foreclosure sales was $125,000.  Medial price on Non-Foreclosures is $169,700. Averaged together that puts our Median Price on ALL Residential Home Sales at $147,000. 

Comparing that $147,000 in 2008 to the 2007 Median that was $174,400 down 15.7%.

                                SELLERS WONDERING WHAT TO DO?

Now if you are a current seller of a home, this doesn’t sit well I am sure.  So what can a seller do about it?

Of Course, if you do not have to sell, my advice is to sit back and let the market work itself out of all of this. Don’t try to sell it. This market will take time to correct but signs of “normal” appreciation are begining to signs of returning.

If you must, MUST sell then there are some choices. I am not going to discuss foreclosure because that and bankruptcy deserve to have their own private conversations. Care by all parties must be taken when looking at these options. They both have very tough impacts.

                                SHORT SALE?  DID YOU SAY SHORT SALE??

But I will talk about a short sale.  There is a lot of information out there about  the short sale.  I have learned not to call myself a short sale expert or specialist.  There are no real experts, just people like me who have a bunch of practical experience.  A short sale is where the bank agrees to accept less than what is owed. That is where the word ”short” comes in.   Now the seller can and does sometimes bring cash to the closing and pays off the balance of the mortgage left after settlement. Most of the time this is not the case. 

On the other hand, most people are worried about their credit rating.  What my sources are  starting to see is that on short sales the impact can be from 100 to 200 points on a credit score.  Foreclosure and bankruptcy shut down pretty much your ability to function as a borrower. However with  a short sale it appears to be cured, credit wise, somewhat quicker.

Also, there is nothing short about a short sale other than the payoff.  Short-sales will take lots of times, dozens of hours on the phone and sometimes they do not work out.

Exploring your options? If I can be of  help to you, you need more information I can be reached via email at billpark@parkplaces.com

How will your kids grow up?  Will they be raised by the neighborhood they live in or will they develop through the habits of having some chores to do, taking care of animals and roaming through the wooded trails?  Not everyone really cares about all of this, but it is a lifestyle choice that is healthy, fun and yes, a lot of work.

Our lifestyle property for this report is located in the lower part of Michigan about 60 miles north east of Detroit in Livingston County.  Nestled on 11 acres with water front on a private fishing lake and wrapped on two sides by state forest, this place is in the boonies.

But it is a delightful piece of paradise.  If you want to take a look at it we have a really nice visual tour of the house, pool, horse barn and tool barn and I invite you to take a look.  The Moose over the fire place is not included by the way.Take A Look.

Mom has developed a riding school and gives lessons and has regular instruction for young riders. Part-time she also assists at a local elementary school as an office worker.  Dad communtes to his Ford job everyday. The daughter, getting ready for high school rides in with mom everyday and she is an experience horse rider too.  The son has graduated from high school but growing up here must have been a dream come true.

This home was built in 1994 and since about that time he has been developing his fishing skills in the pan fish and bass infested Hidden Lake.  The lake covers about 85 acres with a some deep spots but mostly shallows with plenty of splashing fun.  Dad tells me that his son was out there fishing nearly every chance he could get.  Now a college student he is also becoming an accomplished fishing guide on the world famous Au Sable river near Mio.

The advantage of raising a family in a setting like this is that when they grow up in this environment, they develop differently than if they are where other things can influence them, like an appreciation for nature, for animal care and learning how to take care of and use tools.

Down near the lake is the “camp fire pit” where lots of smokey fires and lots of stories have been told.  Marshmellows, SomeMores, blackened hot dogs with mustard and ketchup and great memories of looking up at the stars at night. Then off to dreamland in your own bed just a few steps away.  That is what a piece of heaven must look like and a great way to spend a childhood. 

The Livingston County Airport is located in Howell Township Michigan and first opened for business in 1915 on a grass strip near where now sits Howell’s Northwest Elementary School.

Moved to its current location on Grand River and M-59, it has continued to grow to become a significant place in Livingston County.  Early on, returning WWII GI’s could learn to fly in the Park-Grostic Flying School. Later, Spencer Hardy would take over as manager and flight instructor for the airport.

Today the paved landing and taxi ways are a huge difference for not only the private pilots but the growing commercial sector that is gradually bringing the business jets and helicoptors.  More specific information about the airport and the facilities for aircraft and pilots can be found at Livingston County Airport’s Home Page.

Helicopters are finding their way to the airport as well as business jets and lots of private pilots. New arrivals include Construction Helicopter  that is relocating from Willow Run Airport near Ypsilanti to the Livingston County Airport.

The University of Michigan Survival Flight operates from the airport also and has become a key part of the emergency response system.  This flights 24 hour quick response reaction to  accident and critical care needs of  County residents has saved many lives.

Recent expansion includes a new building for the Construction Helicopter business and also purchase of 12 acres of land next to the airport for expansion and location of the Livingston County Emergency Response System.  The EMS department is currently located at the County Intermodel Building at the corner of Grand River and Burkhart Rd.  The new location will be on Tooley Rd.  The listing and sale of the 12 acres was handled by Keller Williams Realty-Brighton and Bill Parkwas the listing agent. Selling Agent was Harry Griffith of Crandall Realty in Howell.

Livingston County is poised for new growth and is business friendly at the Livingston County Spencer J. Hardy Airport.

My website at www.parkplaces.com has links to various other information such as www.livingstonlive.org These particular questions and answers are directed at sellers faced with selling short or facing possible foreclosure. 

How does a shortsale affect my credit rating? 

Ans.  It definitly will affect your credit rating. Some experts tell me it is about 200 points.  I think it is also dependent upon how you have handled your credit.  If you are in a situation where there is no choice, you either sell it or lose it, then a short sale is probably the best way to go about the task of getting the house sold. 

Question:

How does REO or otherwise known as Bank Owned Property affect my homes value?

Ans. According to an article I read a couple of days ago from a company that works with lenders that are holding these homes and have to sell them, for every REO (think bankowned) in the neighborhood it reduces the selling price by 1% of comparable homes.  Foreclosures affect everyone’s value.  Currently Livingston County Michigan is considered a “declining market” and in a declining market homes have to be priced differently.

Question. How do I compete with homes in foreclosure to get a decent price for it?

Ans.  In real estate there are 3 key things that drive value, location, price and condition.  In this market you can add one more thing, can I get in quickly?  Sellers who can move quickly, have their home “showcase” ready with all the extras done and are still willing to offer a concession to a willing ready and able buyer, can sell. The key is that the price needs to fit closer to the lower end with no room for speculation.  Buyers that are ready to deal usually are coming from someplace else and have the cash in hand.  Foreclosures and Short Sales will take extra time and usually the lenders have to sort out things and it can take weeks or in some cases months to get the house.

Bill Park is an Associate Broker with Keller Williams Realty in Brighton Michigan. Bill provides home buyers and home sellers with free and helpful information at www.parkplaces.com and can be reached by email at billpark@parkplaces.com

Yesterday I had the privilege of meeting with a couple of sellers at a mortgage modification workshop.  Some insight into what people who can’t sell their homes and are worried about foreclosure.  Here are some of the questions and some of the discussion in short form.  Remember, I am not an attorney and this is not to be taken as legal advice, it is anecdotal information observed by me while being involved with some different properties.  Each lender will handle their loans differently.  The common factor here is that the legal system has particular guidelines. If you need to ask legal questions about foreclosure law, please consult your attorney and accounting professional.

Q. “When the lender forecloses you have to get out right away, right?”

Ans. In Michigan when you miss your payment is 30 days past due you are in default, usually by the time a homeowner has missed 3 payments the bank and the collection department have been in contact(Note, return or answer those calls, they will try to work it out with you and possibly you will come out of it okay, it is better than going to foreclosure). At  90 days the loan is in serious default and the legal system begins to take over. Notice is served on the property by a posting on the property.  In our area it is usually a notice tacked or stapled to the property by a deputy of the local sheriff. The “Sheriff’s sale takes place in 30 to 45 days at the law center or court house, not at the property.  The “buyer” usually the bank, then has to wait for 6 months (in cases where acreage is involved it can be 12 months) to take physical possession of the property, this called the remeption period. It is a time that you could rescue the property by paying it off.

Q.   Can I still live there after the Sherrif sells my house?

Ans. Yes, until the redemption period is up you can live in it.  But if you move out, the lender may be able to accelerate the foreclosure period and take the property back quicker because the property was “abandoned.”

Q.  “I have heard that the bank can take all of my property and even my retirement too, is that true?”

Ans. No.  They can only foreclose on what they have in the mortgage. No more, no less.

Question:  What happens, do I pay  my house payments during the foreclosure?

Ans:  No.  Not unless you and the bank come to some kind of agreement like a mortgage loan modification and you agree to make the payments on time.  Remember they, the lender is in the process of taking it back. The only thing they will accept technically are the total of the fees and costs plus the principle along with accrued interest for payment in full. Recent experience indicates that some lenders will “deal” on some of that and perhaps roll it into the mortgage.

Q. How does a foreclosure affect my credit?

Ans. Well, it is serious.  The lenders I have spoken with tell me it will be about a 400 pt hit on you credit score. Really foreclosure is the last resort.  There are a number of things that can possibly be done before you get to that point.

These are the few of the questions  covered in my workshop.  If you have questions or comments, please feel free to jump in on this and we can talk.

For many years now I have been engaged in what I call “e-mergery.”  As I see it, technology of the internet and that of the normal daily functioning in the office and dealing with all kinds of people, are begining to merge.

Yesterday it seems, we could load half a dozen photos onto the MLS for our listing presentations. And the day before that, it seems, we could maybe have one photo. Then virtual tours, multiple galleries of photo spreads have all become the new standard.

Last week I was in a car dealership looking and testing a car.  The salesman asked, can I get a brochure for you?  When I responded I even surprised myself when I said, “no I can get all I need to know on the internet.” His response was “boy, when I saw the internet start and they were selling cars I thought it was going to be trouble.”  Well buck up cowboy, it is here.

Agents are being challenged to get with it and to stay with it.  Keller Williams Realty, my company and franchise started something about 6 or 7 years ago called E-agent-c, and, with agent financial support and the support of the founders, this has grown and continues to grow into a huge new wave of ways or how we do business on the internet. Our Keller Williams Listing System offers a new platform that is not fed by the local and international mls systems.  But what it does to is to feed out to www.trulia.com, Google Base, Yahoo Real Estate, Homescape, www.zillow.com , AOL Real Estate, www.yuvie.com and www.cyberhomes.com plus being available on our local agent and company pages.

 In addition to that we feed from our local print advertising called Showcase of Homes  into another dozen or so internet home search sites. And then there is www.moveinmichigan.com which is the consumer side of the MLS called Real Comp.

And tonight I just finished tinkering with my homepage at www.parkplace.com to make it even easier and more enjoyable for the home buyers and sellers who visit there to get local real estate information using their “mouse to find a new house” by mousing over the map that can be clicked on to show literally thousands of homes with access to lots of information.

Henry Burke, a fellow I knew many years ago was approaching, I think 72 at the time.  He was an eccentric person with the attitude “when you are green you are growing, when you are ripe you are rotten.”  So this Realtor knows that every morning he’d better get up, get moving, keep learning and keep growing his business or you know what according to Henry, will happen. 

Cheers

Leasing your home because you have not been able to sell it at a price that is suitable for you may be an option.

Leasing, or renting a home, is not without its own set of problems, but in some situations it is ideal. Legal experts on mortgage law will advise that your mortgage may or may not permit you to lease your home. If you are really fussy, and you should be, you can contact your lender and ask them if it is permissible to lease out your home as long as you meet the mortgage obligation on time each month.  Many feel that as long as the payments, taxes, insurance and fees are paid ON TIME each month, they don’t care what you do.  So that is consideration #1, you are responsible to pay the mortgage payment and keep up the taxes and insurance on the property regardless of any rental income. But if you can’t sell, need to move and want to pay the mortgage but can’t support two house payments, leasing one out may be the answer for you.

Your tenant, on the other hand, has no responsibility for these items.  Their only responsibility is to pay you the rent or lease payment that is due to you each month and to maintain the property under the conditions set out at the begining of the lease period. So, for the owner there is risk.

Why Would A Home Owner/Seller Want to Lease to Someone Else?

   Usually it is because they:

• Want to/have to move and can’t sell
• A divorce and/or separation makes it not possible to maintain the payment and the homeowner does not want to ruin their credit and can’t sell.
• The mortgage is more than the house is worth and the seller/owner does not want to lose the home to foreclosure or short-sale.

Probably there are a dozen or more different reasons why someone would want to do a lease.

What Are The Main Differences Between a Lease and A Lease With Option to Buy.

A lease is for a definite period of time.  Commercial leases, for example, are typically for 3 to 5 years or longer. It is a legal and binding contract, in effect, to pay a specific amount over a period of time in total.

Residential Leases are generally for a period of at least one year but can be shorter or longer.  If the lease were for $1200.00 per month, the contract would be for 12×1200.00 or $14,000. A legal contract, if written properly according to strict legal state mandated requirements, the lease would be enforceable in a court of law for collection if the lessee did not pay up. Again, consult a legal opinion before writing or accepting a lease agreement as the one that you will use.  Laws vary from jurisdiction to jurisdiction.

Lease With Option to Buy

The Lease with an Option to Purchase is actually two (2) different agreements. One is for a lease as briefly discussed, and one is for an “Option to Purchase” at a later date for a certain amount of money.  When the Terms for the Option Agreement  or Option to Purchase agreement are agreed upon, then that option to purchase becomes that buyers “lock” on buying the property at a later time. Again, there is a deposit, usually non refundable, given by the potential buyer to the potential seller. That option money may or may not be included as part of the purchase of the property.  The same with the rent during the lease period.  Depending on the negotiation at the begining and if any portion of rents will be a credit towards a purchase or downpayment.  This begins to get into the world of creative financing and will really depend on the end price agreed to and the financial considerations by both lessee and lessor.

Why Would Someone Want To Lease Instead of Just Getting A Mortgage?

With respect to the person seeking to get into a property to live in, they probably have a problem.  It could be a second marriage and there are credit issues to get repaired.  It could be that the potential buyer has been through foreclosure or had a bankruptcy and needs time to get repaired to requalify as a borrower.

The seller/owner always should seek competent Real Estate Legal help and consult with a mortgage and real estate professional or their bank when it comes to reviewing credit reports if they are not sure.  Another thing is to call all of the references and drive by the home that their potential lessee has lived in.  One bold owner/lessor went to talk to the neighbors and asked if these folks lived there and were there any problems.  Public records at the police department can be checked out to see if there were disturbances at the previous address and how many times did they have to go there.

Once you are satisfied, you probably have a good risk and you may want to go forward.

How Does Your Debt To Income Ratio Change?

The simple answer is that the mortgage debt under some scenarios becomes “transparent”.  What I mean is that there is a “balance”. Yes you have a mortgage debt and yes there is a contract for income that covers that debt.  Depending on how you have handled your credit, and what your current income shows, you probably will qualify for a mortgage on another personal residence. As you can see, this can be a complex issue.  If you are risk adverse, this may not be a good solution for you. But if you are careful and make good business decisions, it may be a life saver for your situation.

If you have comments or questions, you can contact billpark@parkplaces.com for more direction on who you might want to talk with in your area.